Hemedes v. CA
G.R. No. 107132, October 8, 1999 Gonzaga-Reyes, Gonzaga-Reyes, J.
FACTS:
A parcel of land was originally owned by the late Jose Hemedes, father of Maxima Hemedes and Enrique Hemedes. Jose Hemedes executed a document entitled “Donation Inter Vivos with Resolutory Conditions” whereby he conveyed ownership over the subject land, together with all its improvements, in favor of his third wife, Justa Kauapin, subject to the following resolutory conditions: (a) Upon the death or remarriage of the DONEE, the title to the property donate donated d shall shall rever revertt to any any of the childre children, n, or their their heirs, heirs, of the DONOR DONOR expres expressly sly design designate ated d by the DONEE DONEE in a public public docume document nt convey conveying ing the property to the latter; or (b) In absence absence of such an express express designation designation made by the DONEE before her death or remarriage contained in a public instrument as above provided, the title to the property shall automatically revert to the legal heirs of the DONOR in common. Pursuant to the first condition above mentioned, Justa Kausapin executed a “Deed of Conveyance of Unregistered Real Property by Reversion” conveying to Maxima Hemedes the subject property. An OCT was issued in the name of Maxima Hemedes by the Registry of Deeds of Laguna, with the annotation that “Justa Kausapin shall have the usufructuary rights over the parcel of land herein described during her lifetime or widowhood.” Maxi Maxima ma Heme Hemede des s and and her her husb husban and d Raul Raul Rodr Rodrig igue uez z cons consti titu tute ted d a real real esta estate te mortgage over the subject property in its favor to serve as security for a loan which they obta obtain ined ed in the the amou amount nt of P6,0 P6,000 00.0 .00 0 from from & B Insu Insura ranc nce. e. The The latt latter er extr extraj ajud udic icia iall lly y foreclosed the mortgage since Maxima Hemedes failed to pay the loan even after it became due. The land was sold at a public auction with R & B Insurance as the highest bidder and a certificate of sale was issued by the sheriff in its favor. The annotation of usufruct in favor of Justa Kausapin was maintained in the new title. Despite the earlier conveyance of the subject land in favor of Maxima Hemedes, Justa Kausapin executed a “Kasunduan” whereby she transferred the same land to her stepson Enrique Hemedes, pursuant to the resolutory condition in the deed of donation executed in her favor by her late husband Jose Hemedes. Enrique Hemedes later sold the property to Dominium Dominium Realty Realty and Construct Construction ion Corporat Corporation ion (Dominium (Dominium). ). Justa Kausapin Kausapin executed executed an affidavit affirming the conveyance of the subject property in favor of Enrique Hemedes as embodied in the “Kasunduan”, and at the same time denying the conveyance made to Maxima Hemedes. Domini Dominium um leased leased the prope property rty to its siste sisterr corpor corporati ation on Asi Asia a Brewer Brewery, y, Inc. Inc. (As (Asia ia Brewery) who, even before the signing of the contract of lease, constructed two warehouses made made of steel steel and and asbes asbestos tos costin costing g about about P10,00 P10,000,0 0,000. 00.00 00 each. each. Upon Upon learni learning ng of Asia Asia Brewery’s constructions constructions upon the subject property, R & B Insurance sent it a letter informing the former of its ownership of the property and of its right to appropriate the constructions since Asia Brewery is a builder in bad faith. A conference was held between R & B Insurance and Asia Brewery but they failed to arrive at an amicable settlement. Maxima Hemedes also wrote a letter addressed to Asia Brewery wherein she asserted that she is the rightful owner of the subject property and that, as such, she has the right to
appropria appropriate te Asia Brewery’s Brewery’s constructions constructions,, to demand demand its demolitio demolition, n, or to compel compel Asia Brewery to purchase the land. In another letter of the same date addressed to R & B Insurance, Maxima Hemedes denied the execution of any real estate mortgage in favor of the latter. ISSUE:
whether or not R & B Insurance should be considered an innocent purchaser of the land in question HELD:
Yes. The annotation of usufructuary rights in favor of Justa Kausapin upon Maxima Hemedes’ OCT dose not impose upon R & B Insurance the obligation to investigate the validity of its mortgagor’s title. Usufruct gives a right to enjoy the property of another with the obligation of preserving its form and substance. The usufructuary is entitled to all the natural, industrial and civil fruits of the property and may personally enjoy the thing in usufruct, lease it to another, or alienate his right of usufruct, even by a gratuitous title, but all the contracts he may enter into as such usufructuary shall terminate upon the expiration of the usufruct. Clearly, only the jus the jus utendi and jus and jus fruendi over the property is transferred to the usufructuary. The owner of the property maintains the jus disponendi or the power to alienate, encumber, transform, and even destroy the same. This right is embodied in the Civil Civil Code, Code, which which provid provides es that that the owner of prope property rty the usufru usufruct ct of which which is held held by another, may alienate it, although he cannot alter the property’s form or substance, or do anything which may be prejudicial to the usufructuary. There is no doubt that the owner may validly mortgage the property in favor of a third person and the law provides that, in such a case, the usufructuary shall not be obliged to pay the debt of the mortgagor, and should the immovable be attached or sold judicially for the payment of the debt, the owner shall be liable to the usufructuary for whatever the latter may lose by reason thereof. Based on the foregoing, the annotation of usufructuary rights in favor of Justa Kausapin is not sufficient cause to require R & B Insurance to investigate Maxima Hemedes’ title, contrary contrary to public public respon responden dent’s t’s ruling ruling,, for the reason reason that that Maxim Maxima a Hemede Hemedes’ s’ owners ownership hip over over the property remained unimpaired despite such encumbrance. R & B Insurance had a right to rely on the certificate of title and was not in bad faith in accepting the property as a security for the loan it extended to Maxima Hemedes.
